126 Pine Cv · Jackson, MS 39212

$94,000

3 bd · 1.0 ba · 1,421 sqft · SingleFamily public records · 127 Days on market

Built 1981 0.39 ac lot $66/sqft · 40% below area Est $156k · 40% under ↓ 16% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity - Solid-structured property with a functional layout and usable lot, presenting an excellent opportunity for investors or rehabbers. Roof replacement is required, offering potential to increase equity, generate rental income, or enhance resale value. With vision and improvements, this property provides investors the ability to create value, optimize ROI, and maximize the long-term potential of a home in a stable neighborhood.

Key facts

• Ample natural light
• Private backyard
• 0.39 acre lot

Tags

• PRIVATE BACKYARD
• AMPLE NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#66 in MS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Jackson Public School District (urban): math 9% / reading 18% proficiency, ranked #112 of 130 in MS (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 5.8

CMA / ARV

• ARV (median comp): $155,973
• List price: $94,000
• Delta: -39.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5017 Cottonwood Ln	0.17mi	3/2.0	1,474 (+4%)	2mo	$155,000	$105	80
5013 Fox Glen Dr	0.41mi	4/2.0 (+1)	1,497 (+5%)	1mo	$229,900	$154	62
5017 Fox Glen Dr	0.41mi	4/2.0 (+1)	1,497 (+5%)	2mo	$229,900	$154	62
5010 Fox Glen Dr	0.44mi	4/2.0 (+1)	1,497 (+5%)	1mo	$229,900	$154	61
5021 Fox Glen Dr	0.41mi	4/2.0 (+1)	1,497 (+5%)	2mo	$229,900	$154	61
5009 Quail Ridge Dr	0.37mi	3/2.0	1,272 (-10%)	3mo	$226,495	$178	59
5016 Fox Glen Dr	0.44mi	3/2.0	1,272 (-10%)	1mo	$219,900	$173	57
5023 Fox Glen Dr	0.41mi	3/2.0	1,272 (-10%)	3mo	$219,900	$173	57
5012 Fox Glen Dr	0.44mi	3/2.0	1,272 (-10%)	2mo	$219,900	$173	57
2376 Princess Pine Dr	0.61mi	3/2.0	1,308 (-8%)	2mo	$145,000	$111	52
5513 Dogwood Trl	0.47mi	3/2.0	1,219 (-14%)	2mo	$130,000	$107	48
248 Ramada Cir	0.74mi	3/2.0	1,624 (+14%)	2mo	$178,000	$110	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.23% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $11,149
• Equity at exit: $14,016

10-year hold

• IRR: 20.7%
• Equity multiple: 2.85×
• Total profit: $48,723
• Equity at exit: $8,127

Cash invested: $26,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $387

Break-even live

Break-even rent $860

Max offer price $94,000

Occupancy floor 66%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	43d	1	0.51mi
2107 Thousand Oaks Dr Unit A Jackson, MS	3.0	2.0	1182	$950	$0.80	21d	1	1.45mi

Listing history 29 events

1. 2026-06-18
   days on market $94,000 Active 127 DOM
2. 2026-06-17
   days on market $94,000 Active 126 DOM
3. 2026-06-16
   days on market $94,000 Active 125 DOM
4. 2026-06-15
   days on market $94,000 Active 124 DOM
5. 2026-06-14
   days on market $94,000 Active 122 DOM
6. 2026-06-13
   days on market $94,000 Active 121 DOM
7. 2026-06-10
   days on market $94,000 Active 119 DOM
8. 2026-06-09
   days on market $94,000 Active 118 DOM
9. 2026-06-08
   days on market $94,000 Active 117 DOM
10. 2026-06-07
    days on market $94,000 Active 116 DOM
11. 2026-06-05
    days on market $94,000 Active 113 DOM
12. 2026-06-03
    days on market $94,000 Active 112 DOM
13. 2026-06-02
    days on market $94,000 Active 111 DOM
14. 2026-06-01
    days on market $94,000 Active 110 DOM
15. 2026-05-31
    days on market $94,000 Active 109 DOM
16. 2026-05-30
    pricedays on market $94,000 Active 108 DOM
17. 2026-02-11
    listed $99,000 Active 458-char remark

    Show marketing remark (458 chars)

    Investment Opportunity - Solid-structured property with a functional layout and usable lot, presenting an excellent opportunity for investors or rehabbers. Roof replacement is required, offering potential to increase equity, generate rental income, or enhance resale value. With vision and improvements, this property provides investors the ability to create value, optimize ROI, and maximize the long-term potential of a home in a stable neighborhood.

18. 2026-02-10
    status Active
19. 2026-02-10
    historical
20. 2026-01-29
    historical
21. 2026-01-01
    status Active
22. 2025-12-31
    historical
23. 2025-10-16
    price $110,000
24. 2025-09-15
    price $116,900
25. 2025-07-29
    listed $118,000 Active
26. 2023-07-31
    soldstatus
27. 2017-12-19
    soldstatus
28. 1992-12-08
    soldstatus
29. 1987-03-06
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $1,766 · $147/mo
• Projected year-2 tax: $1,766 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,198
• − Mortgage interest: −$5,265
• − Property taxes: −$1,766
• − Insurance: −$470
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,735
• Taxable income: $3,370
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $3,836/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jackson Public School District
• NCES district ID: 2802190
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $33,234
• Composite: 10.89/100
• National rank: #9755
• State rank: #112 of 130 in MS

Livability — Jackson

• Score: 68/100
• State rank: #66
• US rank: #9695

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MS
• County: Hinds County · 167,040 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-16.1% since first listed

13 events — show timeline

• 2026-02-11 Listed $99,000 MLSU
• 2026-02-10 Relisted — MLSU
• 2026-02-10 Listing Removed — MLSU
• 2026-01-29 Listing Removed — MLSU
• 2026-01-01 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-10-16 Price Changed $110,000 MLSU
• 2025-09-15 Price Changed $116,900 MLSU
• 2025-07-29 Listed $118,000 MLSU
• 2023-07-31 Sold (Public Records) — Public Records
• 2017-12-19 Sold (Public Records) — Public Records
• 1992-12-08 Sold (Public Records) — Public Records
• 1987-03-06 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,766 · +2.1% YoY. Source: county tax records.